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HomeMy WebLinkAbout2007-19 sub map 05-25RESOLUTION NO. 2007-]g RESOLUTION OF THE CITY COUNCIL OF UKIAH APPROVING THE TENTATIVE MAP FOR MINOR SUBDIVISION MAP NO. 05-25 WHEREAS, the Ukiah Planning Commission on February 14, 2007 conducted a public hearing and recommended approval of the tentative map for Minor Subdivision Map No. 05-25, as submitted by Ruff and Associates, as part of the Orrs Creek Neighborhood Planned Development project, and WHEREAS, a Mitigated Negative Declaration was found adequate and complete by the Planning Commission; and WHEREAS, the proposed lots are consistent with the Precise Development Plan for the Orrs Creek Neighborhood Planned Development (Zone Change No. 05-24), as approved by the City Council's adoption of Ordinance No. 1092 on Hay 2, 2007, and WHEREAS, the City Engineer/Director of Public Works subdivision is consistent with applicable requirements of the Ordinance. reports that the Ukiah Subdivision NOW, THEREFORE, BE TI' RESOLVED THAT Tentative Flap No. 05-25 (Attached Exhibit 1) for the Orrs Creek Neighborhood Planned Development project, is approved conditioned upon all applicable State Statutes, local ordinances, conditions of approval for the Precise Development Plan for Zone Change No. 05-24, and the following map-specific conditions: The Tentative Map shall expire twenty-four (24) months from the date of its approval or conditional approval unless extended in accordance with the City of Ukiah Subdivision Ordinance and the Subdivision Map Act. 2. All taxes now due, or past due, must be paid prior to the approval of the Parcel Map. Each parcel shall be served individually upon the development of the parcel with appropriate public utilities required for the type of development within the parcel. Easements will be required for all private site access roads, driveways, and parking areas used in common, and for any drainage that affects abutting properties. These easements shall be included on the Parcel Map and recorded with the Mendocino County Clerk/Recorder prior to the recordation of the Parcel Map. The Parcel Map, which shall be prepared pursuant to Local Ordinance and the Subdivision Map Act, easements, title report and closures shall be submitted to the Public Works/City Engineer Department, with a deposit of $65, for review and approval by the City Engineer. The entire balance of Parcel Map processing fees shall be paid prior to the recordation of the Parcel Map. The owner of the parcel shall submit a park dedication fee calculated in accordance with standards and formulas in effect at the time such building permit is requested. The four Walnut trees located on the northwest perimeter of the site shall be retained as landscape/ street trees where deemed feasible by the City Engineer/Director of Public Works, who shall determine which trees can be retained in a manner that provides effective street tree values and clear line- of-sight consistency for drivers accessing the driveways of the proposed townhomes. 8. All activities involving site preparation, excavation, filling, grading, road construction, and building construction shall institute a practice of routinely watering exposed soil to control dust, particularly during windy days. All activities involving site preparation, excavation, filling, grading, and actual construction shall include a program of washing off trucks leaving the construction site to control the transport of mud and dust onto public streets. 10. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust. 11. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous gusts) exceed 25 miles per hour. 12. The following measures shall be taken to preserve the stability of the Orrs Creek bank, reduce erosion, and maintain shade, habitat and migration resources along the stream: a. Existing riparian vegetation and other existing trees in the area between the top of the creek bank and Orrs Creek shall be shown on the Final Landscape Plan for the Planned Development and shall be retained unless a certified arborist determines said vegetation should be removed for due to poor health, the possibility they could create hazardous conditions, or they are non-native vegetative species that could limit or hinder growing conditions for native riparian vegetation. For each tree removed from the top of the creek bank, a minimum of two (2) riparian habitat trees of a species as deemed appropriate by the Director of Planning and Community Development shall be planted prior to final inspection by Planning Department staff; b. A combination of native Black Oak or White Oak trees and/or other vegetation, as deemed appropriate by the Director of Planning and Community Development shall be planted in the area between the top of the creek bank and Orrs Creek and approved by Planning Department staff prior to final occupancy of any residential buildings; c. The landscape plan shall include the placement of native vegetation, as deemed appropriate by the Director of Planning and Community Development, prior to final inspection by Planning Department staff; and d. The applicant/developer shall contact the California Department of Fish and Game (DFG) to determine whether the removal or new planting of any vegetation in the planted in the area between the top of the creek bank and Orrs Creek will require the approval of a Stream Alteration Permit or other required permit. 13. An Oak Tree Preservation Plan prepared by a certified arborist or other landscape professional shall be required for the 20-inch native oak tree located on the southwest portion of the project site. This plan shall be approved by the Planning Director prior to the issuance of a building permit or other ministerial permit to grade, trench, or conduct other site preparation activities, and shall include, but not be limited to, the methods, surface materials, fencing, and sub-canopy plants that will be utilized to protect the trunk, root systems, branches, and/or watering schedule both during and after construction of the apartment complex. 14. If, during site preparation or construction activities, any historic or prehistoric cultural resources are unearthed and discovered, all work shall immediately be halted, and City Planning Department staff shall be notified immediately of the discovery. The applicant shall be required to fund the hiring of a qualified professional archaeologist to perform a field reconnaissance and, if deemed necessary, to develop a precise mitigation program prior to the continuation of any site work. 15. The existing residential building proposed for retention on the Remainder Lot shall not be demolished or removed from the site without a demolition permit approved by the City Council in accordance with the demolition permit standards in effect at the time. Additionally, all exterior modifications of the building, including remodels and building additions, shall be prohibited unless the Director of Planning and Community Development determines the modifications are consistent with the architectural features of the existing structure. 16. A Final Grading and Drainage Plan shall be reviewed and approved by the City Engineer prior to the issuance of a building permit for any new construction. This plan shall include, but not be limited to, the following. a. The extent of grading and other modification to on-site soils and drainage patterns, including the methods and systems required to divert surface runoff from paved areas to the Ford Street storm drain system and sheet runoff away from direct entry into the section of Orrs Creek bounding the site; b. The extent of soil coverage, storm drainage improvements and erosion control methods required for the construction of building pads, driveways, sidewalks, and parking lots; and c. The inclusion of fossil fuel filters or the use of pervious paving systems or other alternative paving methods approved by the City Engineer for any drainage routed into Orrs Creek. 17. Surface drainage from uncovered areas of the site shall be routed into the Orrs Creek system through drainage inlets or other systems designed to prevent sheet flows over the top of the bank. Drainage systems that fall within the creek bed shall be screened with riparian vegetation or other species approved by the California Department of Fish and Game. 18. The developer of the property shall verify whether a Stream Alteration Permit from the California Department of Fish and Game is required prior to any grading or other soil preparation work on the site. This verification shall be included in the Grading and Drainage Plan required for work done inside the creek channel or the top of the bank for Qrrs Creek. 19. A Certificate of Elevation for all site preparation and the construction of residential building pads on the site shall be approved by the Federal Emergency Management Agency (FEMA) prior to any grading or construction activities. 20. Prior to the issuance of a Building Permit for the construction of any structures on the site, a Final Lighting Plan shall be submitted to the Director of Planning and Community Development or his/her designee for review for compliance with Ukiah Municipal Code standards for on-site lighting and with "dark sky" guidelines for reducing nighttime lighting on the site. The Director of Planning and Community Development shall have the authority to require the Final Lighting Plan to be modified (including the wattage) and/or additional information to be submitted so that the lighting meets the requirements listed above. The Final Lighting Plan shall include, but not be limited to, the following: a. Details regarding exterior lighting for structures, garden areas, and walkways, with lighting sources that are full cut-off, hooded, and down- cast, or otherwise shielded to ensure that light does not adversely shine towards neighboring properties, or toward the night sky. Lighting in the 'common area' on the southwest portion of the site shall be mounted on lower pole lighting and shall not broadcast light beyond the top of the creek bank and shall include motion detectors and/or timers to ensure that lights do not remain on when the area is not being used; b. Lighting sources with the minimum wattage necessary to provide adequate security without causing excessively bright night glow; and c. Sufficient details regarding the proposed wattage and area of coverage for all site lights. 21. A Final Landscaping Plan shall be submitted by the project applicant and approved by the Director of Planning prior to the issuance of building permits for any site activities that would remove existing vegetation or the building of any structures on the site. This plan shall include, but not be limited to, the following: a. A planting legend that includes the names, location, coverage area, and canopy cover of all vegetation proposed for the site, including existing vegetation that will be retained on the interior of the site and in the areas below the top of the bank for Orrs Creek; b. An oak tree preservation plan for the 20-inch plus Live Oak tree on the southwest perimeter of the site and for all other oaks located in the area of the site below the top of the bank for Orrs Creek; c. The retention of Walnut trees along the Ford Street perimeter, where feasible; d. The retention of existing native vegetation and other existing trees in the area between the top of the creek bank and Orrs Creek, unless a certified arborist determines said vegetation should be removed due to poor health, the possibility they could create hazardous conditions, or they are non-riparian vegetative species that could limit or hinder growing conditions for native riparian vegetation, in which case such trees shall be replaced; The placement of native vegetation, as deemed appropriate by the Director of Planning and Community Development, in the 'common area' prior to the final occupancy of any structures by Planning Department staff; A planting schedule for all vegetation installed on the site; and A maintenance schedule for existing or proposed vegetation, including a watering schedule and irrigation system design. PASSED AND ADOPTED on May 16, 2007 by the following roll call vote: AYES:NOES: None Councilmembers Thomas, Crane, McCowen, B~im, and ~ayor Rodin ABSTAIN: None ABSENT: None Linda.Brp~vn, ~y-C~erk lit,, A'iTACHMENT '1 Exhibit !